11 Gary St · Nashua, NH 03062-3569

$199,900

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 28 Days on market

Built 1983 Est $154k · 30% over $460/mo HOA · 20% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.7/30.0
• 1% rule +6.5/10.0
• Appreciation +5.0/10.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to 11 Gary Street! Conveniently located in Rodgers Mobile Home Park. This sought after location is close to highways, shopping, dining and more! Well maintained and recently updated 2 bedroom 1 full bath mobile home on large level corner lot. Newly installed laminate flooring, granite counter tops in both kitchen and bathroom. Newly tiled kitchen with built in buffet and cabinets. Central air and generator hookup. Includes a 10’x16’ rear deck to relax and enjoy the backyard space. Replacement windows and weatherization/insulation updates as well. Also includes; 10’x10’ storage shed. 12’x12’ workshop with power. Showings will begin at open house on Sunday, October 1st from 12pm-2pm. Nothing to do but move in!

Key facts

• Storage shed
• Level corner lot
• Rear deck

Tags

• LARGE BAY WINDOW
• STAINLESS STEEL APPLIANCES
• CENTRAL AIR
• LEVEL CORNER LOT
• REAR DECK
• STORAGE SHED

Property features AI

Finance

• Other: Road frontage maintained by association; Directions: W Hollis St. to Gary St.
• HOA & community: Monthly lot/homepark fee ($460); Fee includes plowing, sewer, trash, and water; Association provides snow removal and trash removal

Exterior

• Parking: Paved driveway
• Utilities: Public water; Private sewer; Propane (LP/Bottle) gas; Generator ready electric; Cable internet available; Central air conditioning; Forced air heating
• Home design: Manufactured / Mobile home; Tan exterior; Shingle (asphalt) roof; Existing structure
• Construction: Aluminum siding; Built in 1983; Burlington mobile home model (Burlington 2), serial number 5666; Located in Rodgers Mobile Home Park (park approval: yes)
• Exterior features: Corner lot; Paved driveway

Interior

• Kitchen: Dishwasher; Microwave; Electric stove
• Bedrooms: Two bedrooms on the main level
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: One full bathroom on the main level
• Interior features: Five total rooms; Mudroom; Living Room; Kitchen/Dining

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $14 ($165/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 2.9% in Nashua — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#11 in NH, #983 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities D+.
• Nashua School District (urban): math 27% / reading 40% proficiency, ranked #77 of 98 in NH (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 981 units permitted in Hillsborough County in 2024 (381 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Hillsborough County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,901 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 6.38%
• Cash-on-cash: 0.29%
• DSCR: 1.01
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $154,308
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Cheryl St	0.16mi	2/1.0	822 (-11%)	7mo	$126,500	$154	68
5 Plainfield Ln	0.47mi	2/1.5	952 (+3%)	6mo	$132,000	$139	66
22 Cheryl St	0.11mi	3/1.0 (+1)	996 (+8%)	16mo	$150,000	$151	64
28 Sunrise Trl	0.42mi	2/1.5	960 (+4%)	18mo	$190,000	$198	57
23 Sunrise Trl	0.47mi	2/2.0	924 (0%)	20mo	$175,000	$189	57
26 Oak Grove Trl	0.31mi	2/1.0	840 (-9%)	22mo	$125,000	$149	52
7 Skyview Dr	0.70mi	1/1.0 (-1)	840 (-9%)	1mo	$140,000	$167	46
22 Marina Dr	0.57mi	3/1.0 (+1)	1,040 (+13%)	12mo	$180,000	$173	38
2 Trout Brook Dr	0.74mi	2/2.0	1,020 (+10%)	9mo	$190,333	$187	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.45×
• Total profit: $25,250
• Equity at exit: $89,884

10-year hold

• IRR: 10.6%
• Equity multiple: 2.59×
• Total profit: $89,096
• Equity at exit: $138,521

Cash invested: $55,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 56 Moderately Landlord-Leaning
• State New Hampshire: 56 Moderately Landlord-Leaning · D+1
• County: — inherits STATE
• City: — inherits STATE

Has just-cause statute; 30-day notice; landlord-leaning vs. neighbors.

Methodology + full state rankings →

ZIP-level market 03062-3569

• Active inventory: 1
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$212 /mo · $2,540/yr
• Insurance: −$83
• HOA: −$460
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $14

Break-even live

Break-even rent $2,283

Max offer price $199,900

Occupancy floor 94%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Bartemus Trl Nashua, NH	2.0	2.0	1000	$2,300	$2.30	21d	1	0.77mi

HOA detail

• Monthly dues: $460 · $5,520/yr

Listing history 26 events

1. 2026-06-18
   days on market $199,900 Active 28 DOM
2. 2026-06-17
   days on market $199,900 Active 27 DOM
3. 2026-06-16
   days on market $199,900 Active 26 DOM
4. 2026-06-15
   days on market $199,900 Active 25 DOM
5. 2026-06-14
   days on market $199,900 Active 23 DOM
6. 2026-06-10
   days on market $199,900 Active 20 DOM
7. 2026-06-09
   days on market $199,900 Active 19 DOM
8. 2026-06-08
   days on market $199,900 Active 18 DOM
9. 2026-06-07
   days on market $199,900 Active 17 DOM
10. 2026-06-03
    days on market $199,900 Active 13 DOM
11. 2026-06-02
    days on market $199,900 Active 12 DOM
12. 2026-06-01
    days on market $199,900 Active 11 DOM
13. 2026-05-31
    days on market $199,900 Active 10 DOM
14. 2026-05-30
    days on market $199,900 Active 9 DOM
15. 2026-05-22
    listed $199,900 Active
16. 2024-12-05
    soldstatus $300,000
17. 2023-10-26
    soldstatus $155,000 Closed 761-char remark

    Show marketing remark (761 chars)

    Welcome to 11 Gary Street! Conveniently located in Rodgers Mobile Home Park. This sought after location is close to highways, shopping, dining and more! Well maintained and recently updated 2 bedroom 1 full bath mobile home on large level corner lot. Newly installed laminate flooring, granite counter tops in both kitchen and bathroom. Newly tiled kitchen with built in buffet and cabinets. Central air and generator hookup. Includes a 10’x16’ rear deck to relax and enjoy the backyard space. Replacement windows and weatherization/insulation updates as well. Also includes; 10’x10’ storage shed. 12’x12’ workshop with power. Showings will begin at open house on Sunday, October 1st from 12pm-2pm. Nothing to do but move in!

18. 2023-10-26
    soldstatus $155,000

    Show marketing remark (761 chars)

    Welcome to 11 Gary Street! Conveniently located in Rodgers Mobile Home Park. This sought after location is close to highways, shopping, dining and more! Well maintained and recently updated 2 bedroom 1 full bath mobile home on large level corner lot. Newly installed laminate flooring, granite counter tops in both kitchen and bathroom. Newly tiled kitchen with built in buffet and cabinets. Central air and generator hookup. Includes a 10’x16’ rear deck to relax and enjoy the backyard space. Replacement windows and weatherization/insulation updates as well. Also includes; 10’x10’ storage shed. 12’x12’ workshop with power. Showings will begin at open house on Sunday, October 1st from 12pm-2pm. Nothing to do but move in!

19. 2023-10-07
    status Pending 761-char remark

    Show marketing remark (761 chars)

    Welcome to 11 Gary Street! Conveniently located in Rodgers Mobile Home Park. This sought after location is close to highways, shopping, dining and more! Well maintained and recently updated 2 bedroom 1 full bath mobile home on large level corner lot. Newly installed laminate flooring, granite counter tops in both kitchen and bathroom. Newly tiled kitchen with built in buffet and cabinets. Central air and generator hookup. Includes a 10’x16’ rear deck to relax and enjoy the backyard space. Replacement windows and weatherization/insulation updates as well. Also includes; 10’x10’ storage shed. 12’x12’ workshop with power. Showings will begin at open house on Sunday, October 1st from 12pm-2pm. Nothing to do but move in!

20. 2023-09-29
    listed $149,900 Active - Delayed Showings 761-char remark

    Show marketing remark (761 chars)

    Welcome to 11 Gary Street! Conveniently located in Rodgers Mobile Home Park. This sought after location is close to highways, shopping, dining and more! Well maintained and recently updated 2 bedroom 1 full bath mobile home on large level corner lot. Newly installed laminate flooring, granite counter tops in both kitchen and bathroom. Newly tiled kitchen with built in buffet and cabinets. Central air and generator hookup. Includes a 10’x16’ rear deck to relax and enjoy the backyard space. Replacement windows and weatherization/insulation updates as well. Also includes; 10’x10’ storage shed. 12’x12’ workshop with power. Showings will begin at open house on Sunday, October 1st from 12pm-2pm. Nothing to do but move in!

21. 2003-09-18
    soldstatus $60,000 139-char remark

    Show marketing remark (139 chars)

    FAMILY PARK, PETS ALLOWED, METICULOUSLY MAINTAINED 2BR 1BATH, SLIDER TO DECK, EAT-IN KITCHEN SITUATED ON A LOVELY CORNER LOT. FAST CLOSING.

22. 2003-07-17
    historical 139-char remark

    Show marketing remark (139 chars)

    FAMILY PARK, PETS ALLOWED, METICULOUSLY MAINTAINED 2BR 1BATH, SLIDER TO DECK, EAT-IN KITCHEN SITUATED ON A LOVELY CORNER LOT. FAST CLOSING.

23. 2003-06-30
    listed $65,000 139-char remark

    Show marketing remark (139 chars)

    FAMILY PARK, PETS ALLOWED, METICULOUSLY MAINTAINED 2BR 1BATH, SLIDER TO DECK, EAT-IN KITCHEN SITUATED ON A LOVELY CORNER LOT. FAST CLOSING.

24. 2001-05-18
    soldstatus $39,000
25. 2001-05-01
    historical
26. 2001-04-27
    listed $41,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NH · Partial reset (capped growth)

• Current annual tax: $2,540 · $212/mo
• Projected year-2 tax: $3,449 · $287/mo
• Expected delta: +$909/yr (+$76/mo · 35.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,600
• − Mortgage interest: −$11,198
• − Property taxes: −$2,540
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − HOA: −$5,520
• − Depreciation: −$5,815
• Taxable loss: −$2,888
• Est. tax savings @ 24.0%: +$693
• After-tax cash flow: $858/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Nashua School District
• NCES district ID: 3304980
• Math proficiency: 27% ▼ -12.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $66,393
• Composite: 30.62/100
• National rank: #6189
• State rank: #77 of 98 in NH

Livability — Nashua

• Score: 83/100
• State rank: #11
• US rank: #983

Category grades

Amenities D+ Commute A+ Cost of living B- Crime A- Employment A- Housing A+ Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nashua, NH

Population outlook (Hillsborough County) Hauer SSP2

• Today (2025): 412,771 people
• By 2030: 410,974 · -0.4%
• By 2040: 399,959 · -3.1%
• By 2050: 381,542 · -7.6%
• By 2075: 339,855 · -17.7%
• By 2100: 289,270 · -29.9%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+381.7% since first listed

12 events — show timeline

• 2026-05-22 Listed $199,900 PrimeMLS
• 2024-12-05 Sold (Public Records) $300,000 Public Records
• 2023-10-26 Sold (Public Records) $155,000 Public Records
• 2023-10-26 Sold (MLS) $155,000 PrimeMLS
• 2023-10-07 Pending — PrimeMLS
• 2023-09-29 Listed $149,900 PrimeMLS
• 2003-09-18 Sold (MLS) $60,000 PrimeMLS
• 2003-07-17 Delisted — PrimeMLS
• 2003-06-30 Listed $65,000 PrimeMLS
• 2001-05-18 Sold (MLS) $39,000 PrimeMLS
• 2001-05-01 Delisted — PrimeMLS
• 2001-04-27 Listed $41,500 PrimeMLS

Property tax history

+7.2%/yr

Latest (2025): $2,540 · +5.9% YoY. Source: county tax records.